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Property profile & analytics
OFF-MARKET
Estimated value
$4,920,000
Showrooms
4700 Von Karman Ave Newport Beach, CA 92660-2194
Entity Owned
4-yr Hold
Absentee Owner
~
Est. High Equity
Property ID
US09-2915044
Property profile
Verified
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Year built
1978
Total area
7,700 SF
Lot
0.31 ac (13,571 SF)
APN
445-141-09
UPID
US09-2915044
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Yeral Patel, M.D. Pediatrician Physician
-
Beyond Beauty Medical Spa Spa & Massage Center Alternative Medicine Practice
-
Newport Pain and Wellness Alternative Medicine Practice
-
Kathy Le Medical School
-
Julia Evans Physician Medical Clinic
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
$5.00M
CAP Approach
CAP
by Request
Comparable Approach
Comparable
$4.17M
Blend (final)
Blend
$4.92M
Owner & transaction history
Ayla Capital Group LLC · 4 yrs held
Ayla Capital Group LLC
since 2022
Last sale
$5.3M
7 recorded transactions
Zoning & alternative use
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Restaurant
$5.3M
+125.3%
Retail stores
$3.8M
+60.9%
Neighborhood: shopping center
$3.6M
+54.9%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Newport Beach submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Newport Beach submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
$4,825,000
ML approach
$5,000,000
CAP Approach
CAP Return
Estimation
6%
by Request
6.5%
by Request
7%
by Request
Alternative Use
Use
Estimation
RESTAURANT
$5,255,000
Change: +125% · Conversion: Difficult
RETAIL STORES
$3,750,000
Change: +61% · Conversion: Easy
NEIGHBORHOOD: SHOPPING CENTER
$3,610,000
Change: +55% · Conversion: Difficult
AUTO REPAIR, GARAGE
$3,435,000
Change: +47% · Conversion: Difficult
OFFICE BUILDING
$3,305,000
Change: +42% · Conversion: Easy
APARTMENT HOUSE (5+ UNITS)
$3,120,000
Change: +34% · Conversion: Moderate
Blend value · Realmo final
$4.92M
Range $4.43M – $5.41M · ±10% · vs last sale $5.30M (May 20 2022)
Last sale anchor
$5.30M
May 20 2022
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$639 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$63,254
Tax year 2024
Assessed value
$5,514,120
Assessed 2024
Previous assessed
$5,514,120
+0.0% YoY
Effective rate
1.15%
On assessed value
Assessed land
$4,915,890
Assessed improvement
$598,230
Applied tax rate
7.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Showrooms
Use group
SHOW ROOM, WAREHOUSE
Status
Off-Market
Year built
1978
Heating
NONE
Total area
7,700 SF
Lot
0.31 ac (13,571 SF)
APN
445-141-09
UPID
US09-2915044
Jurisdiction
ORANGE
Metro division
SANTA ANA-ANAHEIM-IRVINE, CA METROPOLITAN DIVISION
Zoning & alternative use
Zoning · permitted uses
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Alternative use value scenarios
Repositioning upside vs current use
RESTAURANT
Est. value
$5.3M
RETAIL STORES
Est. value
$3.8M
NEIGHBORHOOD: SHOPPING CENTER
Est. value
$3.6M
AUTO REPAIR, GARAGE
Est. value
$3.4M
OFFICE BUILDING
Est. value
$3.3M
APARTMENT HOUSE (5+ UNITS)
Est. value
$3.1M
RESTAURANT
RETAIL STORES
NEIGHBORHOOD: SHOPPING CENTER
AUTO REPAIR, GARAGE
OFFICE BUILDING
APARTMENT HOUSE (5+ UNITS)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1978
Heating
NONE
Lot
0.31 ac
Current owner
From public records · entity-resolved
Ayla Capital Group LLC
Entity
Mailing address
31 ENCHANTED, IRVINE, CA 92620-2807
Mailing matches property
Different — outreach signal
Owner-occupied
No
Ownership since
2022
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
14 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
May 20, 2022
$5,300,000
Ayla Capital Group LLC
Newport Pacific Holdings LLC
Grant Deed
$3,300,000 · Bank Of America NA
Sep 3, 2021
—
Newport Pacific Holdings LLC
—
Deed
related
$1,985,500 · Onewest Bank Fsb
May 20, 2021
—
Newport Pacific Holdings LLC
Jo Ellen K Schantz
Quit Claim Deed
related
—
Sep 18, 2015
$3,022,000
Newport Pacific Holdings LLC
Kearny Newport B LLC
Grant Deed
$1,985,500 · Onewest Bank Fsb
Jun 17, 2014
—
Kearny Newport B LLC
Beachwood Partners LLC
Grant Deed
—
Mar 21, 2014
—
Beachwood Partners LLC
Lyon Capital Ventures LLC
Quit Claim Deed
related
—
Jul 21, 2011
—
Beachwood Partners LLC
Beachwood Building Partners
Quit Claim Deed
$6,938,000 · American Equity Inv Life Ins
Oct 3, 2007
—
Schantz Trust
Schantz Family Trust
Quit Claim Deed
related
—
Dec 8, 1994
$1,950,000
Beachwood Partners
Beachwood Properties
Grant Deed
related
$1,950,000 · California State Bank
Jan 3, 1994
$350,000
Schantz Trust
Us Small Busines
Grant Deed
—
Jun 17, 1993
$316,000
Us Government Di
Investors Mtg Co
Trustees Deed
related
—
Apr 29, 1993
—
U N S Enterprises INC
Investors Mtg Ho
Grant Deed
related
—
Jul 20, 1990
$1,000,000
Investors Mtg Co
4700 Von Karman
Grant Deed
related
$900,000 · Monte Store Inv
—
—
Investors Mtg Holding Co
—
Deed Of Trust
related
$175,000 · Palo Verdes P S
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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